ZMA201900008 Narrative 2019-06-17Parkway Place
Tax Map Parcel #: 06100-00-00-167CO & 06100-00-00-16700
Owner of Record: Thomas D. and Clarence.H. Wetsel, Mary W. Hood
27.31 acres to be rezoned from R-4 Residential ("R-411) to PRD
Planned Residential Development
ZMA Submittal Requirements
Submittal Date: June 17, 2019
Narrative (17 copies)
39282442_1
Parkway Place
Zoning Map Amendment Application Narrative
June 17, 2019
Project Proposal
On behalf of Kotarides Developers, LLC ("Kotarides" or the "Applicant'), we hereby request the approval of
a Zoning Map Amendment ("ZMA") for Tax Map Parcels 06100-00-00-16700 and 06100-00-00-167CO (the
"Property"). We specifically request for the 27.31 acres comprising the Property, located at the
intersection of Rio Road East and John Warner Parkway, to be rezoned from R-4 Residential to Planned
Residential Development - PRD with proffers. The purpose of this ZMA is to allow for the development of a
multi -family apartment community to be known as "Parkway Place" (the "Project"). The development will
also include a publicly -accessible trailhead park to provide a community recreational amenity and access to
the existing Rivanna Trail system on the Property along John Warner Parkway. Attached as Exhibit A is the
Project's concept plan, entitled, "Parkway Place Development," dated June 17, 2019, prepared by Collins
Engineering. The Project layout is depicted on Sheet 1, which is referred to herein as the "Application
Plan."
The Applicant:
Kotarides was founded in 1963 by Alex and 0. Pete Kotarides as a small home builder in Virginia Beach. The
company has been family -owned and operated for the past 56 years. Kotarides built its first apartment
community in 1969 in Virginia Beach, and it continues to own and manage the community. The company
develops, builds, and manages all its properties, thus maintaining the quality of facilities and service, and is
very focused on being a good neighbor in the communities in which its properties are located.
Existing Uses:
As shown on Sheet 2 ("Existing Conditions") of the Concept Plan, TMP 61-167C (25.73 acres) contains open
fields, several agricultural outbuildings, and the Rivanna Trail; TMP 61-167 is the site of a single-family
residence. Both parcels are zoned R-4. The Property is designated for Urban Density Residential and Urban
Mixed Use (in Center) in the Comprehensive Plan. The large parcel is subject to a permanent easement on
an approximately 5.890 acre area for a public park and trail. A copy of the instrument establishing the
easement is included in the application materials.
Proposed Uses:
Kotarides proposes development of the Property into a multi -family housing development containing 328
dwelling units, which would be a gross density of 12.0 dwelling units per acre (DUA). Sheet 1 of the
Concept Plan shows the location of the building envelopes, travelways/parking envelopes, and greenspace.
An illustrative plan of the Project is attached as Exhibit E.
In the corner of the Property at the intersection of Rio Road and John Warner Parkway, Kotarides is working
with the County Parks and Recreation Department to design a Neighborhood Service Center consisting of a
trailhead park to provide parking for those accessing Rivanna Trail. The park would include parking and
may include gateway monumentation, a gazebo with trail maps, and public art. The Applicant believes that
this proposed park amenity providing connectivity to the existing trail system is a more appropriate use for
this Neighborhood Service Center than mixed use development that would bring additional traffic to the
area. As further beautification of the area and to increase the enjoyment of the Trail, Kotarides also
proposes extending the County's wildflower meadow planting project planned for City property at the
northeast corner of the Rio intersection onto the eased area along John Warner Parkway, stretching along
the western boundary of the Property.
As shown and noted on Sheet 1 of the Concept Plan, 13.5 acres of the 27.31 total acreage would be used
for common open space, open space dedicated to public use for the proposed trailhead park, active
recreation areas, a greenway continuation of the Rivanna Trail, and the existing conservation area.
Surrounding Properties:
The Property is located within the urban ring just on the edge of the Charlottesville city limits. A number of
residential neighborhoods have been developed on surrounding properties, including Belvedere, The
Reserve at Belvedere, Dunlora, Dunlora Forest, and Shepherd's Ridge at Dunlora to the north and east off
Rio Road West; and Riverrun, Treesdale, Stonehenge, and Stonewater off Rio Road East southeast of the
Property. Several institutional uses are in close proximity to the Property as well, including Charlottesville
Albemarle Technical Education Center (CATEC) immediately northeast across John Warner Parkway, several
churches on Rio Road, and Charlottesville Waldorf School and Charlottesville Catholic School to the south.
Please refer to the Vicinity Maps attached as Exhibit C and Exhibit D for the location of the project in the
context of existing roadways and walking trails, neighborhoods, parks, and institutional uses and
businesses.
Consistency with the Comprehensive Plan
The Places29 Master Plan for the Northern Development Areas (the "Master Plan") land use plan
designates the Property for Urban Density Residential with the portion at the eastern corner as Urban
Mixed Use (in Centers). Please see the Comprehensive Plan excerpt attached as Exhibit B. The Urban
Density Residential designation "is used in areas around Centers where multifamily housing with a gross
density range between 6.01 and 34 units per acre is desired." (See Master Plan, Ch. 4, "Land Use
Designs"). Primary uses within such areas are multifamily and single-family residential. As further
detailed in the "Primary and Secondary Uses" section of Chapter 4, residential buildings should not be taller
than four (4) stories unless by exception. The Project fits squarely within the desired primary use for areas
designated as Urban Density Residential as it will be a multi -family residential development with proposed
density of twelve (12) DUA. All buildings are proposed as three-story buildings.
In the Urban Density Residential areas, secondary uses may include retail, commercial, and office uses that
support the neighborhood, open space, and institutional uses. The eastern corner of the Property at the
intersection of Rio and John Warner Parkway is designated Urban Mixed Use (in Centers), which means a
location where a Neighborhood Service Center is desirable. Table LU 1: Land Uses in Centers and Uptown
indicates that a Neighborhood Service Center (NS) should have a minimum of one (1) small green park
conveniently located and intended to be a central focal point of the center with additional open space as
necessary, depending on the intensity and mix of uses. The proposed trailhead park will serve as a gateway
to the Rivanna Trail that runs along the Parkway side of the Property, providing parking to those beyond
walking distance and a green area and information center for trail visitors.
Impacts on Public Facilities & Public Infrastructure
This Project has been designed to have a minimal effect on the existing public infrastructure.
The Property is located within the jurisdictional area for County water and sanitary sewer service. There is
an existing 12" waterline along Rio Road that will provide water and fire flow protection to accommodate
the proposed density and use of the Property. A sanitary sewer extension will be installed across Meadow
Creek and the city property to the south of the Property. The existing water and sanitary sewer utilities are
adequately sized to accommodate the Project.
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The proposed frontage improvements along Rio Road are designed to mitigate the additional traffic from
the proposed development and help address some existing traffic issues with the Dunlora and Rio Road
intersection created by existing development. A Traffic Impact Analysis report is included with this
Application. The report includes the analysis and distribution of the traffic generated from the proposed
development. The report also outlines the proposed roadway improvements to mitigate the traffic impacts
from the fully -completed development. Four movement points are highlighted where wait times are
undesirably high. These delays will increase over time with or without Parkway Place, but the proposed
improvements will lessen the increased times in some locations. Most notably, the lane delay turning left
out of Dunlora Forest, without road improvements, is expected to increase to an extremely high level
without this Project. With the Project's proposed road improvements, the wait time will decrease over
today's levels and will be a dramatic improvement over the level that would be experienced without the
Project. Please see the attached Traffic Impact Analysis for further details. All planned or proposed traffic
improvements are subject to change based on direction from VDOT. The proposed traffic improvements
are shown on Sheet 3 ("Entrance Frontage Improvement Exhibit") of the Concept Plan.
The total impacts of the apartment complex on the school system is minimal, due to the total number of 3-
bedroom units within the development. Less than 10% of the total number of units will be 3-bedroom
units, and one third of the units will be one -bedroom units. The total number of expected school students
per year from this Project is fewer than 20 students.
Impacts on Environmental Features
The Project is proposing to include dedication of 1.1 acres of open space to public use at the intersection of
Rio Road and John Warner Parkway. This property could be used for a trailhead, providing parking and
other amenities to the existing 5+/- acre easement already dedicated on the property for a bicycle and
pedestrian trailway. The resulting aggregate 6+ acre public open space dedication would commit one
quarter of the Property to open space public use. In addition, there are existing preserved steep slopes
along the stream banks and adjacent to Meadow Creek that will be preserved with this development.
These preserved steep slopes will be protected as common open space on the property and will not be
disturbed. Upland pocket park areas are also proposed within the development for active recreational
amenities. These amenities include a pool, a clubhouse, and an active recreational field. Finally, a 10'
pedestrian/bike trail will extend the existing Rivanna Trail on the north side of the Property along Rio Road
on the east side of the Property. The total amount of proposed open space, which includes open space
dedicated to public use (trailhead park), active recreation areas, the conservation area, the greenway, and
common open space, is approximately 51% of the Property's acreage (less the acre to be dedicated for the
Rio Road improvements). Please see the locations and acreage calculations of open space on the
Application Plan.
There are no proposed impacts to the existing streams or wetlands on the property. The Property is being
clustered with this development, and all proposed development will be limited to the areas outside of the
critical slopes, including the preserved and managed slopes, and outside of the existing floodplain, streams,
and wetland areas on the Property. Please see the Sheet 4 of Exhibit A, entitled "Grading, Stormwater
Management, & Utility Plan."
Proposed Proffers to Address Impacts
Please see the attached Proffer Statement.
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Exhibits
A Parkway Place Development Concept Plan:
Sheet 1: PRD Application Plan (the "Application Plan")
Sheet 2: Existing Conditions
Sheet 3: Entrance Frontage Improvement Exhibit
Sheet 4: Grading, Stormwater Management & Utility Plan
B Zoning Map; Comprehensive Plan Land Use Map
C Vicinity with Walking Radius Map
D Vicinity with Driving Radius Map
E Parkway Place Development Illustrative Plan (6 sheets)
39537628_1
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Parkway Place
Tax Map Parcel #: 06100-00-00-167CO & 06100-00-00-16700
Owner of Record: Thomas D. and Clarence H. Wetsel, Mary W. Hood
27.31 acres to be rezoned from R-4 Residential ("R-4") to PRD
Planned Residential Development
ZMA Submittal Requirements
Submittal Date: June 17, 2019
Proffer Statement
(1 copy)
39282442_1
PROFFER STATEMENT
ZMA No.
Original Proffers X
Amendment
Project Name: Parkway Place
Tax Map and Parcel Number(s): 06100-00-00-167CO and 06100-00-00-16700
Owner(s) of Record: Thomas D. Wetsel, Clarence H. Wetsel, and Mary W. Hood
Date of Proffer Signatures:
Approximately 27.31 acres to be rezoned from R-4 Residential to PRD — Planned Residential
Development
Thomas D. Wetsel, Clarence H. Wetsel, and Mary W. Wood are the sole owners (collectively, the
"Owner") of Tax Map and Parcel Numbers 06100-00-00-167CO and 06100-00-00-16700 (the
"Property"), which is the subject of rezoning application ZMA No. , a project known as
"Parkway Place" (the "Project").
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily
proffers the conditions listed below which shall be applied to the Property if it is rezoned to the zoning
district identified above. These conditions are proffered as a part of the requested rezoning and the
Owner acknowledges that the conditions are reasonable.
I. Development of the Property shall be in general accord with the plan entitled, "Parkway Place
Development PRD Application Plan," prepared by Collins Engineering, dated June 17, 2019,
and attached hereto as Exhibit A (the "Application Plan"). To be in general accord with the
Application Plan, the development shall reflect the following major elements within the
development essential to the design of the development:
a. Location and existence of the trailhead park with associated parking in the area shown
and identified as "Open Space 1.1 Acres to be Dedicated to Public Use" on the
Application Plan.
Minor modifications to the plan that do not conflict with the elements above may be made to
ensure compliance with the Zoning Ordinance.
2. Rio Road Improvements: to mitigate traffic impacts, prior to obtaining the first building
permit, the Owner shall widen Rio Road East along the frontage of the Property, construct a
median and protected left -turn lane out of Dunlora Drive, and construct a right -in public
accessway from eastbound Rio Road East for the public to access the Trailhead Park. The
described Rio Road Improvements are subject to modification by direction of the Virginia
Department of Transportation (VDOT).
Signature Page for Proffer Statement for Parkway Place, ZMA No. _
TMPs 06I00-00-00-167CO and 06100-00-00-16700
OWNERS:
Thomas D. Wetsel by his attorney -in -fact. Mary W. Hood
Clarence H. Wetsel by his attorney -in -fact, Helena Wetsel
Mary W. Hood